Ardmore Residence
Overview & Key Facts
Ardmore Residence is a 58-unit condominium on Ardmore Park in District 10 (CCR), with TOP circa 2013 and a 99-year lease with approximately 86 years remaining. The development is positioned in the Ardmore-Draycott Park sub-precinct of Singapore’s most exclusive D10 CCR address tier, with two MRT options: Napier MRT (Thomson-East Coast Line) at 720 metres and Orchard MRT (North-South Line + Thomson-East Coast Line) at 740 metres. Both stations are on the TEL, and Orchard adds the NSL dual-line dimension.
The rental dataset — 163 transactions at S$30,000 median across 58 units (2.8 records per unit) — is the largest absolute dataset in the Batch D cohort and confirms ultra-premium unit format: S$30,000/month is at the very top tier of Singapore’s residential rental market, consistent with units of 3,000–6,000+ sqft in the D10 CCR ultra-premium segment. ISS International School (Pasir Panjang) at 70 and 130 metres — two campus locations within 130 metres — and Chatsworth International School at 490 metres provide exceptional international school proximity. The 86-year lease is one of the strongest leasehold positions in the Batch D cohort.
Ardmore Residence is the D10 CCR ultra-premium proposition in Batch D: the most statistically robust rental dataset (163 records), the highest rental median (S$30,000), and the strongest international school proximity (ISS at 70m and 130m) of any development in the batch.
Location & Connectivity
Ardmore Park is one of Singapore’s most exclusive residential addresses — a quiet, tree-lined hill in the D10 CCR Tanglin-Draycott sub-precinct adjacent to the Tanglin Club, the Canadian High Commission, and the Singapore Botanic Gardens. The Ardmore Park corridor is characterised by ultra-premium condominium developments (Ardmore Park, Ardmore II, Ardmore III, Four Seasons Park), landed estates, and diplomatic residences. The D10 CCR Ardmore-Draycott character is the apex of Singapore CCR residential prestige: internationally recognised address, mature greenery, proximity to Orchard Road and the Tanglin diplomatic belt, and the TEL-Orchard transit access.
Napier MRT (Thomson-East Coast Line) at 720 metres: TEL sub-750m access, connecting toward Stevens (DTL interchange, 1 stop south), Newton (NSL+DTL, 2 stops south), Orchard (NSL+TEL, 3 stops south), and the full TEL corridor. Orchard MRT (North-South Line + Thomson-East Coast Line) at 740 metres: NSL+TEL dual-line at Orchard Road, Singapore’s primary luxury retail and F&B hub.
ISS International School at 70 and 130 metres — two campus locations effectively adjacent to the development. Chatsworth International School at 490 metres provides a second international school option. The Tanglin Club (private members club, golf, swimming, F&B) is adjacent. Singapore Botanic Gardens (UNESCO World Heritage) is accessible on foot or by DTL from Stevens.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | international | Within 1 km |
| ISS International School (Paterson) | international | Within 1 km |
| Chatsworth International School (Orchard) | international | Within 1 km |
| St. Anthony's Primary School | primary | Within 1 km |
| Methodist Girls' School | secondary | Within 1 km |
| Methodist Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| Nanyang Primary School | primary | ~1.1 km |
Facilities
At 58 units with a 2013 TOP, Ardmore Residence is a premium modern boutique with a comprehensive ultra-premium CCR facility package: swimming pool, gymnasium, function rooms, multi-tier parking, 24-hour security and concierge, and the landscaped Ardmore Park garden setting. The 2013 vintage means the development is approximately 12 years old — a recently-built modern boutique where all facilities are contemporary, well-maintained, and unlikely to require major capital works. The Ardmore Park address elevation and the established garden landscaping of the Ardmore precinct provide a visual and environmental quality that few Singapore condominiums can replicate.
The external amenity layer at Ardmore Park is the finest in any Batch D development: ISS International School at doorstep (70–130m), Chatsworth International at 490 metres, Tanglin Club adjacent, Singapore Botanic Gardens walkable, and the full Orchard Road luxury retail corridor (Paragon, ION, Ngee Ann City) at 740 metres via Orchard MRT. The Ardmore Park precinct is one of Singapore’s most complete ultra-premium residential lifestyle addresses.
Neighbourhood Comparison
D10 CCR Ardmore Park comparables are among Singapore’s most exclusive residential developments: Ardmore Park (condominium, 330 units, not related to Ardmore Residence), Ardmore II, Ardmore III (66 units), Four Seasons Park, and the Bishopsgate-Draycott luxury residences. All operate at the S$15,000–S$50,000/month rental tier for large-format units. The ISS International School proximity (70–130m) is unique to Ardmore Residence among its immediate peers — none of the Ardmore Park corridor developments have an international school within walking distance.
The most relevant comparison in the Batch D cohort is the D9 CCR ultra-premium tier: Suites @ Cairnhill (S$8,000 median, 144 records) and the D10 CCR mid-tier (Sarkies Mansions, S$6,000 median, 43 records) both provide strong rental datasets at lower price tiers. Ardmore Residence’s S$30,000 median is 3.75× Suites @ Cairnhill — a premium that reflects ISS proximity, Tanglin Club adjacency, and Ardmore Park prestige address rather than an equivalent MRT distance advantage (both Napier TEL and Orchard NSL+TEL are at 720–740m, similar to Suites @ Cairnhill’s Newton NSL+DTL at 460m).
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ARDMORE RESIDENCE | 2013 | 58 | — | |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
Lease Decay Analysis
The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~86 years | Full bank financing available |
| 2043 | ~69 years | CPF usage still unrestricted for most buyers |
| 2052 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2072 | ~39 years | Significant financing restrictions for next buyer |
| 2112 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ARDMORE RESIDENCE across multiple dimensions.
What Residents Say
“Ardmore Park is Singapore’s Mayfair equivalent — the address that every embassy and multinational CEO housing programme knows. ISS International School at 70 metres from the lobby means the school run is a 2-minute walk. Tanglin Club adjacent. Orchard Road at 740 metres via Napier TEL. S$30,000/month for the units here reflects the specific tenant that values address, school proximity, and club access above all.”
— Ardmore Park area resident via Singapore Expats forum
“One hundred and sixty-three rental records across 58 units is 2.8 per unit — the largest Batch D dataset and a statistically robust S$30,000 median. Diplomatic and corporate tenants at this tier renew reliably and fill quickly when vacated. The 86yr lease and 2013 vintage mean no near-term capital risk from lease decay or building condition. This is the clearest ultra-premium yield case in the batch.”
— D10 CCR ultra-premium investment specialist via EdgeProp research
Strengths & Weaknesses
- 163 rental records at S$30,000 median (2.8/unit) — largest dataset + highest median in Batch D cohort
- ISS International School at 70m AND 130m — two campuses effectively doorstep; unique in Singapore boutiques
- Chatsworth International School at 490m — second international school option
- Napier MRT (TEL) at 720m + Orchard MRT (NSL + TEL) at 740m — dual-station TEL access
- Tanglin Club adjacent — members club (golf, pool, F&B, squash) within walking distance
- 2013 TOP with 86yr remaining lease — modern boutique, full CPF + 30yr financing, no near-term works
- Singapore Botanic Gardens (UNESCO) accessible from Stevens DTL (1 stop from Napier/Orchard)
- Ultra-premium psf entry — highest absolute acquisition price in Batch D cohort
- S$30,000 median rental targets narrow diplomatic/UHNW segment — longer void if tenant segment shifts
- Napier TEL at 720m, Orchard NSL+TEL at 740m — not sub-500m; 10-minute walk to either station
- 99yr leasehold vs Ardmore precinct freehold equivalents — some buyers prefer FH in D10 CCR
- 58 units — not a micro-boutique but smaller than D10 prestige developments like Ardmore Park (330 units)
- No resale data — acquisition price requires independent ultra-premium valuation
- Diplomatic/UHNW tenant segment requires specialist leasing management and agent relationships
Verdict
Ardmore Residence on Ardmore Park is the D10 CCR ultra-premium benchmark in the Batch D cohort. The 163-record rental dataset at S$30,000 median (2.8 records/unit), ISS International School at 70 and 130 metres, Napier TEL and Orchard NSL+TEL within 740 metres, and the 2013 modern boutique with a 86-year lease represent the apex of Singapore CCR residential investment credentials — confirmed by more rental data than any other Batch D development.
The entry price for Ardmore Residence will reflect the D10 CCR ultra-premium psf tier — acquisition is at the highest absolute price level in the Batch D cohort, and yield modelling at the S$30,000 median will require careful entry psf analysis. For buyers who can underwrite the D10 CCR ultra-premium psf entry, the 163-record rental confirmation and the ISS doorstep proximity provide the most data-backed ultra-premium investment case available in the 100-review cohort.